Automated building service broker

ABSTRACT

An automated building service broker can include a Global Positioning System (GPS) data processor for processing GPS data associated with communicatively linked service providers wherein the GPS data corresponds to a geographic position. The automated service broker also can include an event handler for responding to maintenance and repair events received from communicatively linked building systems. Finally, the automated building service broker can include a service provider selector for selecting a particular service provider to respond to a particular received maintenance and repair event received from a particular communicatively linked building system. More particularly, the service provider can be selected based on whether the selected service provider is suitable to perform required maintenance and repair on the particular communicatively linked building system, and the geographic position of the particular service provider relative to the particular building system as reported by GPS data associated with the particular service provider.

CROSS REFERENCE TO RELATED APPLICATIONS

[0001] (Not Applicable)

STATEMENT REGARDING FEDERALLY SPONSORED RESEARCH OR DEVELOPMENT

[0002] (Not Applicable)

BACKGROUND OF THE INVENTION

[0003] 1. Technical Field

[0004] This invention relates to the field of building automation andmore particularly to a system and method for automated building servicebrokering.

[0005] 2. Description of the Related Art

[0006] Large building complexes such as office buildings and warehouseshave various systems and devices that require monitoring, periodicmaintenance, and repair when problems arise. For example, building airconditioning systems, smoke detection systems, fire alarm systems,security systems, lighting systems, and medical monitoring, each need tobe monitored to ensure that each is operating properly. Additionally,each system must be repaired when problems arise and, generally, eachsystem can require periodic maintenance to ensure that the system is inworking order in addition to alarm notification.

[0007] Typically, building management professionals maintain maintenancerecords which can indicate scheduled (preventative) maintenance androutine repair. Such records can be used to remind building managementto schedule service providers to perform routine, preventativemaintenance and repair on the various building systems. Moreover, whenroutine, preventative maintenance and repairs have been completed, amaintenance record can be updated in which the performed maintenance isnoted as well as the date on which the maintenance or repair wasperformed. Additionally, when a building system experiences a failure, aservice provider can be contacted and alerted of the need forunscheduled repair (or alarm condition). When the necessary repairs havebeen completed, a repair record can be updated in which the performedrepair is noted as well as the date on which the repair or maintenancewas performed with this information archived in a data base.

[0008] Presently, such maintenance and repair records are created andupdated manually. Manually monitoring building systems for scheduled andunscheduled maintenance and repairs can be a complicated and timeconsuming task that requires intervention of dispatching personnel.Similarly, scheduling required periodic maintenance and unscheduledrepairs for multiple building systems can be even a more complicated andtime-consuming task. These tasks become even more difficult whenmultiple building or locations are involved. Therefore, automatingmonitoring systems for multiple building or locations can be useful.

[0009] Currently, various automated systems exist for monitoringbuilding systems. For example, U.S. Pat. No. 4,922,514 to Bergeron etal. for METHOD AND APPARATUS FOR DISPATCHING SERVICES discloses a methodand system for the dispatch of resources to remote sites in response toalarm signals. More particularly, in Bergeron, a control system canaccess a database of field service engineers designated to provideservices to particular remote sites in response to alarm signalsreceived from those sites. Subsequently, the control system canrepeatedly and sequentially attempt to establish communications withdesignated field service engineers in the database in order to requestservicing of the detected alarm signals.

[0010] By comparison, U.S. Pat. No. 5,920,846 to Storch et al. forMETHOD AND SYSTEM FOR PROCESSING A SERVICE REQUEST RELATING TOINSTALLATION, MAINTENANCE OR REPAIR OF TELECOMMUNICATIONS SERVICESPROVIDED TO A CUSTOMER PREMISES teaches an integrated system forprocessing a service request relating to installation, maintenance orrepair of a local loop extending from a telecommunications companycentral office to a customer premise. Significantly, the Storch systemcan track the status of the service request, for example whether lineconditioning equipment was installed or replaced.

[0011] Finally, U.S. Pat. No. 5,790,634 to Kinser et al. for COMBINATIONSYSTEM FOR PROACTIVELY AND REACTIVELY MAINTAINING TELEPHONE NETWORKFACILITIES IN A PUBLIC SWITCHED TELEPHONE SYSTEM discloses a reactiveand proactive system for detecting and correcting network facilityfaults and potential faults. Notably, the Kinser system automaticallyauthorizes and prioritizes service based upon service requests andpre-defined criteria. Moreover, like the Storch system, the Kinsersystem also can track the progress of a service request.

[0012] Significantly, each of the Bergeron, Storch and Kinser systemshas various inherent limitations and problems. For instance, thesebuilding system only respond to alarms and to diagnostic resultsproduced by diagnostic programs. The systems cannot be configured totrack and schedule the routine and preventative maintenance of buildingsystems. In addition, though some of these automated systems, inresponse to detecting a system failure, can retrieve a list of availableservice providers to perform the repair or maintenance and can attemptto contact service providers sequentially in the list, none of theseautomated systems can attempt to determine which of the serviceproviders have technicians geographically proximate to where repair ormaintenance is required for the most expedient repair action.

[0013] Current automated systems also are limited in their ability tocontact the service providers once the appropriate service provider hasbeen located. Some of the existing automated systems rely solely onstandard telephone communications. Others rely on e-mail or faxcommunications. Still, none of the existing automated system includemethods of communication which can consistently and reliably alert aservice provider of the need for repair or maintenance of a buildingsystem in a timely manner. Finally, current automated systems do noteffectively track the status of a repair or maintenance. Moreover,current automated systems do not effectively track when a repair ormaintenance has been completed. Likewise, current automated systems donot archive historical data as to the repair and maintenance for eachbuilding system. Thus, present building automation systems are deficientin their ability to monitor building systems, to selectively dispatchservice providers for performing routine, preventative and unscheduledmaintenance and repair, to track the progress of such dispatched serviceproviders, and to maintain records of such repair and maintenance.

SUMMARY OF THE INVENTION

[0014] The invention is a method and system for automated buildingservice brokering. The present invention automatically monitors multipledevices in multiple locations, locates and alerts services providers torepair or maintenance needs. The present invention further tracks theprogress of the repair or maintenance, and maintains a history log ofthe relevant information relating to each device and each repair ormaintenance request. In one embodiment of the invention, an automatedbuilding service broker can be communicatively linked to a plurality ofbuilding systems and to a plurality of service providers. Each serviceprovider is deemed suitable for performing maintenance and repair on atleast one of the building systems.

[0015] The automated building service broker can include a GlobalPositioning System (GPS) data processor for processing GPS dataassociated with the communicatively linked service providers the GPSdata corresponding to a geographic position. The automated servicebroker also can include an event handler for responding to maintenanceand repair events received from the communicatively linked buildingsystems. Finally, the automated building service broker can include aservice provider selector for selecting a particular service provider torespond to a particular received maintenance and repair event receivedfrom a particular communicatively linked building system. Moreparticularly, the service provider can be selected based on whether theselected service provider is suitable to perform required maintenanceand repair on the particular communicatively linked building system andbased on the geographic position of the particular service provider (orgroup) relative to the particular building system as reported by GPSdata associated with the particular service provider. Example ofsuitable service providers can include service providers having multipleyears of experience repairing a particular building system, serviceproviders specializing in the repair of particular types of buildingsystems, or service providers having speciality certifications. In oneaspect of this embodiment, the automated building services broker canfurther include an event log for recording and archiving receivedmaintenance and repair events.

[0016] An automated building services broker system can include anautomated building services broker. The automated service broker canhave an event log database, a maintenance database, a service providerdatabase, equipment database, and a historical database. The automatedservice broker also can include a table of the geographic positions ofparticular building sites. The system also can include a plurality ofbuilding sites, wherein each building site has a plurality of buildingsystems and is communicatively linked to the automated building servicesbroker. Notably, the automated building service broker can be located ina particular building site, or separate from the building sites.Finally, the system can include a plurality of service providerscommunicatively linked to the automated building services broker,wherein each the service provider can perform maintenance and repair onat least one of the building systems. In one aspect of the automatedbuilding service broker system, the system can include means foridentifying geographic positions of the service providers.

[0017] Notably, each building site can include a control system formonitoring the building systems in the building site, wherein thecontrol system can communicate with the automated building servicesbroker over the communications links between the building site and theautomated building services broker. In an alternative aspect of theautomated building service broker system, each building system also caninclude a control system for monitoring the building system, wherein thecontrol system can communicate with the automated building servicesbroker over the communications links between the building site and theautomated building services broker.

[0018] The communications link between the service providers and theautomated building services broker can be a wireline link. Additionally,the communications link between the service providers and the automatedbuilding services broker can be a wireless link. Notably, the wirelesslink can be a pager-type communications network link. Also, the wirelesslink can be a cellular communications link. The communications linkbetween the building sites and the automated building services brokeralso can be a data communications network.

[0019] An automated building service brokering method in accordance withthe inventive arrangements can include the steps of electronicallydetecting a need for service in a building system in a building site orreceive input from building site occupant; responsive to the detection,automatically selecting a service provider suitable for servicing thebuilding system, the service provider selected from among a plurality ofservice providers suitable for servicing the building system; providingan electronic notification of the servicing need over a communicationslink to the selected service provider; and, monitoring thecommunications link for an electronic response to the electronicnotification. Additionally, the method can include the step ofmonitoring secondary communications links for the electronic response.

[0020] In one aspect of the method, if no electronic response isreceived, the method can further include providing at least oneadditional notification to the selected service provider. Additionally,if no electronic response is received, the method can includeautomatically selecting an alternate service provider suitable forservicing the building system; providing an electronic notification tothe selected service provider, where the alternate service provider isselected from among the plurality of service providers suitable forservicing the building system; and, monitoring the communications linkfor an electronic response to the electronic notification from thealternate service provider.

[0021] The step of detecting a need for service in a building system caninclude sensing an error condition in the building system.Alternatively, the detecting step can include receiving notificationfrom a building site operator. Notably, in aspect of the method of theinvention, the method also can include the step of maintaining amaintenance database for tracking routine building system maintenance,where the maintenance database includes at least one record whichindicates a scheduled maintenance event for the building system. In thisaspect of the method, the step fo detecting a need for service in abuilding system can include identifying a scheduled maintenance event inthe maintenance database. Additionally, the step of detecting a need forservice in a building system further can also include sensing an errorcondition in the building system. This error condition can be manuallyprovided by a building site operator.

[0022] The step of selecting a service provider suitable for servicingthe building system can include querying suitable service providers fromamong the plurality of service providers for current geographicpositions; and, based on the current geographic positions, selecting aservice provider who is geographically proximate to the building site.More particularly, the querying step can include requesting currentgeographic positions from the suitable service providers; and, receivingfrom the suitable service providers, the requested current geographicpositions derived from Global Positioning System (GPS) data.

[0023] The step of providing an electronic notification can includetransmitting an electronic message to the selected service providerthrough a pager-type communications network. Moreover, the step ofproviding an electronic notification can include transmitting anelectronic message to the selected service provider through a computercommunications network. Finally, the step of providing an electronicnotification can include transmitting an electronic message to theselected service provider through a wireless communications network.

[0024] Likewise, the step of monitoring the communications link for anelectronic response to the electronic notification can include receivingan electronic message from the selected service provider through thepager-type communications network. Moreover, the step of monitoring thecommunications link for an electronic response to the electronicnotification can include receiving an electronic message from theselected service provider through the computer communications network.Finally, the step of monitoring the communications link for anelectronic response to the electronic notification can include receivingan electronic message from the selected service provider through thewireless communications network.

[0025] Significantly, the automated building service brokering methodcan also include the step of confirming that the selected serviceprovider has responded to the electronic notification. Moreover, themethod can include the step of tracking statistics associated with theconfirmed response, wherein the statistics can include at least one ofservice response time, arrival time, and service completion time. Theconfirming step can include querying the selected service provider for acurrent geographic position; identifying a geographic position for thebuilding site; and, comparing the current geographic position of theselected service provider to the geographic position of the buildingsite. In consequence, the comparison can indicate how close the selectedservice provider is to the building site. Finally, the method canfurther include the steps of repeating the steps of querying andcomparing. As such, the repeated querying and comparing can indicatewhether the selected service provider is traveling toward or away fromthe building site, how fast the selected service provider is travelingtoward or away from the building site, and, based on whether theselected service provider is traveling toward or away from the buildingsite and how fast the selected service provider is traveling toward oraway from the building site, when the selected service provider shouldarrive at the selected building site.

[0026] In another embodiment of the present invention, an automatedbuilding service brokering method can include transmitting to anautomated building service broker geographic position data; receiving anelectronic request from said automated building service broker toservice a building system in a building site; responding to theelectronic request with an electronic response; and, transmittingadditional geographic positioning data to the automated building servicebroker after the step of responding. In this embodiment, thetransmitting steps can include receiving from a Global PositioningSystem (GPS) receiver GPS data; and, transmitting the GPS data to theautomated building service broker.

BRIEF DESCRIPTION OF THE DRAWINGS

[0027] There are presently shown in the drawings embodiments which arepresently preferred, it being understood, however, that the invention isnot limited to the precise arrangements and instrumentalities shown.

[0028]FIG. 1 is a schematic diagram of a preferred embodiment of theautomated building service broker.

[0029]FIGS. 2A and 2B are schematic diagrams illustrating building siteconfigurations suitable for use with the automated building servicebroker of FIG. 1

[0030]FIG. 3 is a flow chart illustrating a process automaticallybrokering building systems service requests in the automated buildingservice broker of FIG. 1.

DETAILED DESCRIPTION OF THE INVENTION

[0031] The present invention is an automated building service broker. Anautomated building service broker in accordance with the inventivearrangements can detect in a building system a need for service, eitherin response to a routine event or an error condition. Service requestmay be triggered by building site diagnostics, preventative maintenanceroutine, or an on-site operator via a keypad peripheral. Whethertriggered by routine scheduled maintenance or a building system anomalysuch as if the building system fails in operation, the building servicebroker can retrieve a list of service providers suitable for servicingthe specified building system. In particular, a service provider can beselected from the list according to the geographic proximity of theselected service provider to the specified building system.Subsequently, the selected service provider can be notified of theevent. The notification further can include the building site locationand the nature of request. Additionally, the automated building servicebroker can automatically record the arrival of the service provider atthe designated building site and can monitor the progress of theselected service provider in performing the requested repair ormaintenance of the specified building system.

[0032]FIG. 1 illustrates a building automation system in accordance withthe inventive arrangements. A building automation system 100 inaccordance with the inventive arrangements can include a plurality ofbuildings 110 communicatively linked to a building services broker 120through a data communications network 130. The building services broker120 also can be communicatively linked to one or more service providers140. Each building 110 can include therein one or more building systems112. Exemplary building systems 112 can include, but are not limited, toair-conditioning systems, smoke detector systems, fire alarms systems,elevator/escalator systems, security systems, medical monitoring, etc.

[0033]FIG. 2A illustrates an exemplary building 210A containing thereinbuilding systems 212A which can be individually communicatively linkedto the data communications network 130. As shown in FIG. 2A, eachbuilding system 212A can include a control system 214A. The controlsystem 214A can be used to monitor the status of building system 212Aand can detect anomalies therein. Upon detecting an anomaly, the controlsystem 214A can request from the automated building service broker 120corresponding maintenance and repair. FIG. 2B illustrates an alternativeexemplary building 210B containing therein building systems 212B whichcan be communicatively linked to the data communications network 130through a central building control system 214B. The control system 214Bcan be used to monitor the status of each building system 212B in thebuilding 212B and can detect anomalies therein. Additionally, thecontrol system 214B can respond to both detected anomalies by requestingfrom the automated building service broker 120 corresponding maintenanceand repair.

[0034] Returning now to FIG. 1, the automated building service broker120 can include a database of service providers 122. Each serviceprovider 140 listed in the database of service providers 122 can beassociated with one or more building systems 112. Preferably, eachbuilding system 112 can have more than one associated service provider140 so that the building services broker 120 can select a geographicallysuitable service provider from among many service providers 140. Theautomated service broker 120 further can maintain a maintenance database124 in which preventative maintenance and repair events can be logged orarchived. The automated services broker 120 also can log maintenance andrepair events in an event database 126 which also can reference thelocation of the building site 112. Finally, the automated servicesbroker 120 can include a history database 128 in which the progress ofeach requested repair can be tracked. Notably, the service provider,event, maintenance and history databases 122, 124, 126, 128 are notlimited to single databases and multiple databases can be used toachieve the same end.

[0035] More particularly, each service provider 140 can include a GlobalPosition System (GPS) receiver 132 and a wireless communications device134 for providing data communications between the GPS receiver 132 andthe automated building services broker 120. The GPS receiver 132 can beused to pinpoint the geographic location of the service provider 140.The GPS data can be communicated to the automated building servicesbroker 120 either periodically or on demand. Notably, the communicationsdevice 134 can communicate with the automated building services broker120 directly, for example through a wireless communications network.Examples of such wireless communications networks can includeconventional cellular networks (both analog and digital) and PCSnetworks such as Cellular Digital Packet Data (CDPD) and Global Systemfor Mobile Communication (GSM), as well as two way pager-type networks.

[0036] In operation, the automated building service broker can maintaina maintenance schedule for associated building systems. When themaintenance schedule determines that maintenance is due on one of thebuilding systems, a maintenance record can be entered in an event logdatabase. Subsequently, the service provider database can be consultedto identify a set of approved service providers for providing thescheduled maintenance. The automated building services broker can queryeach service provider in the set for a current geographic position asreported by the GPS receiver associated with each service provider.

[0037] Once the automated building services broker has determined thegeographic position of each service provider in the set, the automatedbuilding services broker can determine which service provider isgeographically closest to the building system in need of scheduledmaintenance. As such, a group of service providers deemed closest can beselected and a maintenance request can be communicated to the selectedservice provider. The automated building services broker can notify theselected service provider of the maintenance request eitherelectronically or manually. In the electronic case, the automatedbuilding services broker can communicatively connect to the selectedservice provider via well known computer communications methods, forinstance e-mail or instant messaging (IM) technology. Alternatively, theselected service provider can be notified by pager or by telephone.Subsequently, a maintenance record can be written to the historydatabase indicating that a request has been sent to the selected serviceprovider to perform the scheduled maintenance for the particularbuilding system.

[0038] Alternatively, multiple service providers can be notified of themaintenance request through a broadcast message. The broadcastnotification can include the building system at issue, the nature of theevent and the building site location, although the invention is notlimited in regard to the contents of the broadcast notification.Subsequently, the service providers receiving the broadcast message canrespond with an estimated time of arrival (ETA) at the building site.Based on the ETA, or other factors such as geographic proximity orcomparative suitability for performing the requested service (comparedto other service providers receiving the broadcast message), aparticular service provider can be selected.

[0039] Notably, the automated building services broker can confirm thatthe selected service provider has received and will respond to themaintenance request. In particular, the selected service provider can berequired to respond electronically or manually. In one aspect of theinvention, the selected service provider can respond with an ETA. In thecase the selected service provider responds electronically, the selectedservice provider can communicatively connect to the automated buildingservices broker through well known data communications methods, forinstance by providing information through a Web interface, conventionalclient server interactions, etc. Alternatively, the service provider cantransmit an e-mail to the automated building services broker which canbe automatically parsed and processed by an e-mail agent of theautomated building services broker. In the manual case, the selectedservice provider can respond by telephoning an operator having access tothe automated building services broker, or by paging or e-mailing theoperator.

[0040]FIG. 3 is a flow chart illustrating a process in accordance withthe inventive arrangements for brokering a building service request.Service requests can arise from routine scheduled maintenance,maintenance arising from the results of diagnostic testing performed onthe building system, requests manually initiated by a building siteoperator, or the detection of an error condition in a building system.Accordingly, the process of brokering a building service request canbegin in any of steps 1, 3 and 12.

[0041] Turning first to the case where a need for building servicearises from routine scheduled maintenance, the process can begin in step1 in which a maintenance database containing a maintenance schedule ismaintained in the automated building services broker. The invention,however is not limited to the particular location of the maintenancedatabase and the maintenance database can be located outside of theautomated building services broker and accessed remotely by theautomated building services broker. The maintenance database can containstore therein scheduled maintenance records which can associateparticular building systems in particular building sites with scheduledmaintenance events such that the maintenance schedule for each buildingsystem in each building site can be updated as required.

[0042] The automated building services broker can monitor themaintenance schedule for each building and, when observing a duescheduled maintenance event scheduled, in step 2 the automated buildingservices broker can enter an event record in an event database. Theevent database can be used to store event records which correspond to aroutine service event, the results of a diagnostic test, or thedetection of an error condition. Like the maintenance database, theevent database can be situated locally in the automated buildingservices broker, or remotely in a distributed computing arrangement.

[0043] In step 15, having detected a need for building service, aservice provider database can be consulted to identify those serviceproviders whom are deemed suitable for servicing the particular detectedneed for building service. While any criteria for determining thesuitability of a service provider can be used, in one aspect of theinvention, the criteria can be expertise, cost and the geographicproximity of the service provider to the building site containing thebuilding system which requires service. More particularly, once a set ofsuitable service providers has been identified in the service providerdatabase, in step 16, the service providers in the set can be queried toidentify a current position for each service provider. Specifically, anelectronic request for location can be transmitted to each serviceprovider, responsive to which the service providers can retrieve fromtheir respective GPS units current location data. Subsequently, theservice providers can electronically transmit the location data to theautomated building services broker.

[0044] The automated building services broker can receive the locationdata and can compare the current locations of the service providers withthe location of the building site containing the building system in needof service. The automated building services broker then can select apreferred service provider not only according to the distance separatingthe preferred service provider from the building site, but alsoaccording to the route available to the preferred service provider. Moreparticularly, though a secondary service provider can be further fromthe building site than a primary service provider, the secondary serviceprovider can have access to a freeway en route to the building site,while the primary service provider can only have access to rural roads.

[0045] In step 17, the preferred service provider can be selected and awork request transmitted to the service provider. The work request cancontain the location of the building site and the nature of the servicerequest. Notably, the work request can be electronically transmitted viaalpha-numeric pager. More particularly, the work request can betransmitted from the automated building services broker through atwo-way pager type communications network to a two-way pager at theservice provider. Still, the invention is not limited in regard to theway in which the work request is transmitted. Rather, in other aspectsof the invention, the work request can be electronically transmittedthrough a computer communications network via instant messenger, e-mail,connection-oriented communications (e.g. TCP/IP), or connectionlesscommunications (e.g. UDP/IP). Moreover, the work request can beelectronically transmitted via a telecommunications network in the formof a direct notification (voice notification) or indirect notification(e.g. voice mail). Notably, the voice notification or voice mail can bedigitally generated.

[0046] Following transmission of the work request, in step 18, a workrecord can be created in a historical database in which historicalmaintenance records can be tracked. Moreover, the automated buildingservices broker optionally can receive a confirmation notification fromthe selected service provider. Optionally, the confirmation notificationcan contain an ETA. Specifically, the selected service provider cantransmit an accept work request or deny work request notification to theautomated service broker through the same communications channel used totransmit the work request. In this way, the automated services brokercan monitor the communications channel upon which a work request hasbeen sent in order to confirm receipt of the work request and theacceptance or denial of the work request. Still, the invention is notlimited neither in regard to whether a confirmation message is receivedby the automated building services broker, nor the communications methodby which the confirmation message is transmitted to the automatedbuilding services broker.

[0047] If the selected service provider fails to respond to the workrequest, an additional work request can be transmitted to ensure thereceipt of the work request by the selected service provider.Eventually, the non-response of the selected service provider can causethe automated building services broker to select an alternate serviceprovider and the process can repeat. Also, if a deny work requestmessage is received from the selected service provider, the work requestcan be transmitted to an alternate service provider. Notwithstanding,the invention is not limited to the process for confirming the receipt,acceptance or denial of a work request. Moreover, as before, workrequests can be broadcast to multiple selected service providers.Depending upon the response of the multiple service providers, aparticular service provider can be ultimately selected to perform thebuilding system service.

[0048] In step 19, the automated building services broker can monitorthe progress of the selected service provider in performing the requiredservices on the building system. Specifically, the automated buildingservices broker can periodically identify the geographic position of theselected service provider in order to determine whether the serviceprovider is traveling towards the building site and at what rate. Instep 20, when the selected service provider arrives at the buildingsite, an arrival time can be logged in the historical database. In step21, when the service provider has completed the required work on thebuilding system, the service provider can transmit completion data tothe automated building services broker. Such completion data caninclude, for example, the identify of the service provider, thediagnosed problem, the implemented solution, the type and quantity ofparts used to perform the service, and the associated service charge forperforming the requested service.

[0049] In step 22, the completion data can be recorded in the historicaldatabase. In consequence, the historical database can be subsequentlyreviewed and analyzed to identify servicing trends for particularbuilding systems. Still, the invention is not limited to the type ofdata recorded in the historical database. Rather, the type of completiondata to be stored in the historical database can be customized toreflect the particular requirements of an implementation of theinvention. Finally, in step 23, the maintenance schedule in themaintenance database can be updated to reflect the completion of thescheduled maintenance on the building system.

[0050] Notably, service requests can arise not only from routinescheduled preventative maintenance, but also from the results ofdiagnostic testing performed on the building system, from manual entryby a building site operator, or the detection of an error condition in abuilding system. Notably, diagnostic testing can be performedperiodically based on a real-time clock, or based on data in a real-timeaccumulator. The test may be triggered by ran-time accumulator or 365day real time calendar clock. In step 3, the process can begin wherein adiagnostic testing database containing a diagnostic testing schedule ismaintained in the automated building services broker. The invention,however is not limited to the particular location of the diagnostictesting database and the diagnostic testing database can be locatedoutside of the automated building services broker and accessed remotelyby the automated building services broker. The diagnostic testingdatabase can contain store therein scheduled diagnostic testing recordswhich can associate particular building systems in particular buildingsites with scheduled diagnostic testing events such that the diagnostictesting schedule for each building system in each building site can beupdated as required.

[0051] The automated building services broker can monitor the diagnostictesting schedule for each building and, when observing a due scheduleddiagnostic testing event, in step 5 the automated building servicesbroker can enter an event record in the event database. Alternatively,an operator of the automated building services broker can initiate amanual diagnostic test of a selected building system in step 4. As inthe case of schedule diagnostic testing, in the case of manualdiagnostic testing, the automated building services broker can enter anevent record in the event database.

[0052] Subsequently, in step 6 a diagnostic testing signal can betransmitted to the selected building system. The diagnostic testingsignal can indicate to the building system to initiate a diagnostictesting routine. In step 7, the diagnostic testing routine can exercisevarious elements of the building system in order to determine whetherany element requires servicing. In step 8, in can be determined whetherany elements of the building system failed the diagnostic test. In step9, if all elements of the building system passed the diagnostic test, a“pass signal” can be transmitted to the automated building servicesbroker. Subsequently, in step 10, the diagnostic data can be stored inthe historical database and in step 23 the diagnostic testing schedulein the diagnostic testing database can be updated.

[0053] In contrast, if in step 8 it is determined that one or moreelements of the building system failed the diagnostic test, in step 11,an error code can be transmitted to the automated building servicesbroker. Notably, the error code not only can indicate that the buildingsystem requires service, but also the error code can include additionalinformation, for example, the particular element of the building systemwhich failed the diagnostic test, or particular data points produced bythe diagnostic test. Upon receiving the error code, the automatedbuilding services broker beginning in step 15 can repeat the process ofselecting a service provider, notifying the service provider of theservice request, and monitoring the progress of the selected serviceprovider.

[0054] Finally, in step 12, the process can begin wherein each buildingsystem in a building site can be monitored. Through the monitoringprocess, an error condition can be detected and reported to theautomated building services broker. Specifically, in step 13, upondetecting an error condition in a building system, an error code can betransmitted to the automated building services broker. Notably, theerror code not only can indicate that the building system requiresservice, but also the error code can include additional information, forexample, the particular element of the building system in which theerror condition had been detected, or particular data points whichtriggered the error condition. In step 14, upon receiving the error codethe automated building services broker can enter an event record in theevent database. Finally, the automated building services brokerbeginning in step 15 can repeat the process of selecting a serviceprovider, notifying the service provider of the service request, andmonitoring the progress of the selected service provider.

[0055] The foregoing description of a preferred embodiment of theinvention has been presented for purposes of illustration anddescription, and is not intended to be exhaustive or to limit theinvention to the precise form disclosed. The description was selected tobest explain the principles of the invention and their practicalapplication to enable other skills in the art to best utilize theinvention in various embodiments and various modifications as are suitedto the particular use contemplated. It is intended that the scope of theinvention not be limited by the specification, but be defined by theclaims set forth below.

We claim:
 1. An automated building service broker communicatively linkedto a plurality of building systems and to a plurality of serviceproviders, each service provider deemed suitable for performingmaintenance and repair on at least one of the building systems,comprising: a Global Positioning System (GPS) data processor forprocessing GPS data associated with the communicatively linked serviceproviders, said GPS data corresponding to a geographic position; anevent handler for responding to maintenance and repair events receivedfrom the communicatively linked building systems; and, a serviceprovider selector for selecting a particular service provider to respondto a particular received maintenance and repair event received from aparticular communicatively linked building system based on whether saidselected service provider is suitable to perform required maintenanceand repair on the particular communicatively linked building system, andthe geographic position of the particular service provider relative tothe particular building system as reported by GPS data associated withthe particular service provider.
 2. The automated building servicesbroker of claim 1, further comprising: an event log for recordingreceived maintenance and repair events.
 3. An automated buildingservices broker system, comprising: an automated building servicesbroker comprising an event log database, a maintenance database, aservice provider database, equipment database, and a historicaldatabase; a plurality of building sites, each building site having aplurality of building systems, each building site communicatively linkedto said automated building services broker; and, a plurality of serviceproviders communicatively linked to said automated building servicesbroker, wherein each said service provider can perform maintenance andrepair on at least one of said building systems.
 4. The automatedbuilding service broker system of claim 3, further comprising: means foridentifying geographic positions of said service providers.
 5. Theautomated building service broker system of claim 3, wherein eachbuilding site further comprises: a control system for monitoring saidbuilding systems in said building site, wherein said control system cancommunicate with said automated building services broker over saidcommunications links between said building site and said automatedbuilding services broker.
 6. The automated building service brokersystem of claim 3, wherein each building system further comprises: acontrol system for monitoring said building system, wherein said controlsystem can communicate with said automated building services broker oversaid communications links between said building site and said automatedbuilding services broker.
 7. The automated building service brokersystem of claim 3, wherein said communications link between said serviceproviders and said automated building services broker is a wirelinelink.
 8. The automated building service broker system of claim 3,wherein said communications link between said service providers and saidautomated building services broker is a wireless link.
 9. The automatedbuilding service broker system of claim 8, wherein said wireless link isa pager-type communications network link.
 10. The automated buildingservice broker system of claim 8, wherein said wireless link is acellular communications link.
 11. The automated building service brokersystem of claim 3, wherein said communications link between saidbuilding sites and said automated building services broker is a datacommunications network.
 12. An automated building service brokeringmethod comprising: electronically detecting a need for service in abuilding system in a building site; responsive to said detection,automatically selecting a service provider suitable for servicing saidbuilding system, said service provider selected from among a pluralityof service providers suitable for servicing said building system;providing an electronic notification of said servicing need over acommunications link to said selected service provider; and, monitoringsaid communications link for an electronic response to said electronicnotification.
 13. The automated building service brokering method ofclaim 12, further comprising: monitoring secondary communications linksfor said electronic response.
 14. The automated building servicebrokering method of claim 12, further comprising: if no electronicresponse is received, providing at least one additional notification tosaid selected service provider.
 15. The automated building servicebrokering method of claim 12, further comprising: if no electronicresponse is received, automatically selecting an alternate serviceprovider suitable for servicing said building system; providing anelectronic notification to said selected service provider, saidalternate service provider selected from among said plurality of serviceproviders suitable for servicing said building system; and, monitoringsaid communications link for an electronic response to said electronicnotification from said alternate service provider.
 16. The automatedbuilding service brokering method of claim 12, wherein said step ofdetecting a need for service in a building system comprises: sensing anerror condition in said building system.
 17. The automated buildingservice brokering method of claim 12, further comprising: maintaining amaintenance database for tracking routine building system maintenance,said maintenance database comprising at least one record which indicatesa scheduled maintenance event for said building system.
 18. Theautomated building service brokering method of claim 17, wherein saidstep fo detecting a need for service in a building system comprises:identifying a scheduled maintenance event in said maintenance database.19. The automated building service brokering method of claim 18, whereinsaid step of detecting a need for service in a building system furthercomprises: sensing an error condition in said building system.
 20. Theautomated building service brokering method of claim 12, wherein saidstep of selecting a service provider suitable for servicing saidbuilding system comprises: querying suitable service providers fromamong said plurality of service providers for current geographicpositions; and, based on said current geographic positions, selecting aservice provider who is geographically proximate to said building site.21. The automated building service brokering method of claim 20, whereinsaid querying step comprises: requesting current geographic positionsfrom said suitable service providers; and, receiving from said suitableservice providers, said requested current geographic positions derivedfrom Global Positioning System (GPS) data.
 22. The automated buildingservice brokering method of claim 12, wherein said step of providing anelectronic notification comprises: transmitting an electronic message tosaid selected service provider through a pager-type communicationsnetwork.
 23. The automated building service brokering method of claim12, wherein said step of providing an electronic notification comprises:transmitting an electronic message to said selected service providerthrough a computer communications network.
 24. The automated buildingservice brokering method of claim 12, wherein said step of providing anelectronic notification comprises: transmitting an electronic message tosaid selected service provider through a wireless communicationsnetwork.
 25. The automated building service brokering method of claim22, wherein said step of monitoring said communications link for anelectronic response to said electronic notification comprises: receivingan electronic message from said selected service provider through saidpager-type communications network.
 26. The automated building servicebrokering method of claim 23, wherein said step of monitoring saidcommunications link for an electronic response to said electronicnotification comprises: receiving an electronic message from saidselected service provider through said computer communications network.27. The automated building service brokering method of claim 24, whereinsaid step of monitoring said communications link for an electronicresponse to said electronic notification comprises: receiving anelectronic message from said selected service provider through saidwireless communications network.
 28. The automated building servicebrokering method of claim 12, further comprising: confirming that saidselected service provider has responded to said electronic notification.29. The automated building service brokering method of claim 28, furthercomprising: tracking statistics associated with said confirmed response,said statistics comprising at least one of service response time,arrival time, and service completion time.
 30. The automated buildingservice brokering method of claim 28, wherein said confirming stepcomprises: querying said selected service provider for a currentgeographic position; identifying a geographic position for said buildingsite; and, comparing said current geographic position of said selectedservice provider to said geographic position of said building site;whereby said comparison can indicate how close said selected serviceprovider is to said building site.
 31. The automated building servicebrokering method of claim 30, further comprising: repeating said stepsof querying and comparing; whereby said repeated querying and comparingcan indicate whether said selected service provider is traveling towardor away from said building site, how fast said selected service provideris traveling toward or away from said building site, and, based onwhether said selected service provider is traveling toward or away fromsaid building site and how fast said selected service provider istraveling toward or away from said building site, when said selectedservice provider should arrive at said selected building site.
 32. Anautomated building service brokering method comprising: transmitting toan automated building service broker geographic position data; receivingan electronic request from said automated building service broker toservice a building system in a building site; responding to saidelectronic request with an electronic response; and, transmittingadditional geographic positioning data to said automated buildingservice broker after said step of responding.
 33. The automated buildingservice brokering method of claim 32, wherein said transmitting stepscomprise: receiving from a Global Positioning System (GPS) receiver GPSdata; and, transmitting said GPS data to said automated building servicebroker.
 34. A machine readable storage having stored thereon a computerprogram for automated building service brokering, said computer programhaving a plurality of code sections executable by a machine for causingthe machine to perform the steps of: electronically detecting a need forservice in a building system in a building site; responsive to saiddetection, automatically selecting a service provider suitable forservicing said building system, said service provider selected fromamong a plurality of service providers suitable for servicing saidbuilding system; providing an electronic notification of said servicingneed over a communications link to said selected service provider; and,monitoring said communications link for an electronic response to saidelectronic notification.
 35. The machine readable storage of claim 34,further comprising: monitoring secondary communications links for saidelectronic response.
 36. The machine readable storage of claim 34,further comprising: if no electronic response is received, providing atleast one additional notification to said selected service provider. 37.The machine readable storage of claim 34, further comprising: if noelectronic response is received, automatically selecting an alternateservice provider suitable for servicing said building system; providingan electronic notification to said selected service provider, saidalternate service provider selected from among said plurality of serviceproviders suitable for servicing said building system; and, monitoringsaid communications link for an electronic response to said electronicnotification from said alternate service provider.
 38. The machinereadable storage of claim 34, wherein said step of detecting a need forservice in a building system comprises: sensing an error condition insaid building system.
 39. The machine readable storage of claim 34,further comprising: maintaining a maintenance database for trackingroutine building system maintenance, said maintenance databasecomprising at least one record which indicates a scheduled maintenanceevent for said building system.
 40. The machine readable storage ofclaim 39, wherein said step fo detecting a need for service in abuilding system comprises: identifying a scheduled maintenance event insaid maintenance database.
 41. The machine readable storage of claim 40,wherein said step of detecting a need for service in a building systemfurther comprises: sensing an error condition in said building system.42. The machine readable storage of claim 34, wherein said step ofselecting a service provider suitable for servicing said building systemcomprises: querying suitable service providers from among said pluralityof service providers for current geographic positions; and, based onsaid current geographic positions, selecting a service provider who isgeographically proximate to said building site.
 43. The machine readablestorage of claim 42, wherein said querying step comprises: requestingcurrent geographic positions from said suitable service providers; and,receiving from said suitable service providers, said requested currentgeographic positions derived from Global Positioning System (GPS) data.44. The machine readable storage of claim 34, wherein said step ofproviding an electronic notification comprises: transmitting anelectronic message to said selected service provider through apager-type communications network.
 45. The machine readable storage ofclaim 34, wherein said step of providing an electronic notificationcomprises: transmitting an electronic message to said selected serviceprovider through a computer communications network.
 46. The machinereadable storage of claim 34, wherein said step of providing anelectronic notification comprises: transmitting an electronic message tosaid selected service provider through a wireless communicationsnetwork.
 47. The machine readable storage of claim 44, wherein said stepof monitoring said communications link for an electronic response tosaid electronic notification comprises: receiving an electronic messagefrom said selected service provider through said pager-typecommunications network.
 48. The machine readable storage of claim 45,wherein said step of monitoring said communications link for anelectronic response to said electronic notification comprises: receivingan electronic message from said selected service provider through saidcomputer communications network.
 49. The machine readable storage ofclaim 46, wherein said step of monitoring said communications link foran electronic response to said electronic notification comprises:receiving an electronic message from said selected service providerthrough said wireless communications network.
 50. The machine readablestorage of claim 34, further comprising: confirming that said selectedservice provider has responded to said electronic notification.
 51. Themachine readable storage of claim 50, further comprising: trackingstatistics associated with said confirmed response, said statisticscomprising at least one of service response time, arrival time, andservice completion time.
 52. The machine readable storage of claim 50,wherein said confirming step comprises: querying said selected serviceprovider for a current geographic position; identifying a geographicposition for said building site; and, comparing said current geographicposition of said selected service provider to said geographic positionof said building site; whereby said comparison can indicate how closesaid selected service provider is to said building site.
 53. Theautomated building service brokering method of claim 52, furthercomprising: repeating said steps of querying and comparing; whereby saidrepeated querying and comparing can indicate whether said selectedservice provider is traveling toward or away from said building site,how fast said selected service provider is traveling toward or away fromsaid building site, and, based on whether said selected service provideris traveling toward or away from said building site and how fast saidselected service provider is traveling toward or away from said buildingsite, when said selected service provider should arrive at said selectedbuilding site.
 54. A machine readable storage having stored thereon acomputer program for automated building service brokering, said computerprogram having a plurality of code sections executable by a machine forcausing the machine to perform the steps of: transmitting to anautomated building service broker geographic position data; receiving anelectronic request from said automated building service broker toservice a building system in a building site; responding to saidelectronic request with an electronic response; and, transmittingadditional geographic positioning data to said automated buildingservice broker after said step of responding.
 55. The machine readablestorage of claim 54, wherein said transmitting steps comprise: receivingfrom a Global Positioning System (GPS) receiver GPS data; and,transmitting said GPS data to said automated building service broker.